21 Pear Tree Ln · Burnside, KY 42519

$174,900

2 bd · 1.5 ba · 1,248 sqft · Manufactured public records · 33 Days on market

Built 1994 0.60 ac lot

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +19.2/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Schools +4.0/10.0
• 1% rule +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3 Bedroom 2 bath home for sale with close access to the Garland Bend Boat Ramp on Lake Cumberland. The 30 X 40 detached garage with drive through doors and circular driveway for boat and equipment is ready for your immediate use. Current resident has a life estate in the home. Located just south of Somerset and Burnside in a lakeside community for easy access to the lake. Don't miss this golden opportunity to get your lake area getaway for this extremely low price.

Key facts

• Large front deck
• Bright sunroom
• 0.6 acre lot

Tags

• UPDATED DOUBLE WIDE HOME
• SPACIOUS PRIMARY SUITE
• DEDICATED LAUNDRY ROOM
• KITCHEN APPLIANCES INCLUDED
• BRIGHT SUNROOM
• LARGE FRONT DECK

Property features AI

Exterior

• Parking: Detached garage; Driveway
• Utilities: Public water; Septic tank; Electricity connected; Cable available; Phone available; Water connected
• Home design: Manufactured house; One story
• Construction: Metal roof; Vinyl siding; Crawl space foundation; Built area approximately 1,596
• Exterior features: Few trees; Chain link fencing

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Oven
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating with heat pump; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer hookup on main level; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (12.6% below list).
• Recommended offer: $153k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 3.0% in Burnside — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#141 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F.
• Pulaski County (town): math 43% / reading 53% proficiency, ranked #17 of 165 in KY (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Burnside Elementary School (math 32% / reading 42%, grade F, #255 of 676 statewide, top 42%, 432 students, 84% FRL); Southern Middle School (math 41% / reading 50%, grade D+, #32 of 217 statewide, top 15%, 941 students, 68% FRL); Southwestern High School (math 33% / reading 43%, grade F, #55 of 254 statewide, top 22%, 1,265 students, 64% FRL) — zoned schools average 72% FRL vs 56% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 84 active listings in the ZIP; 117 units permitted in Pulaski County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (5.2% local appreciation)).
• At projected returns (5.2% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $50k; list at $175k implies a 250% gain — meaningful room to come down on a strong offer.

Recommended offer $152,946 (12.6% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.87% ✗
• Cap rate: 7.58%
• Cash-on-cash: 4.61%
• DSCR: 1.21
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.2%
• Equity multiple: 2.11×
• Total profit: $54,132
• Equity at exit: $101,172

10-year hold

• IRR: 17.3%
• Equity multiple: 4.11×
• Total profit: $152,257
• Equity at exit: $176,334

Cash invested: $48,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Kentucky: 83 Strongly Landlord-Friendly · R+16
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit (URLTA cities); generally landlord-friendly.

Methodology + full state rankings →

ZIP-level market 42519

• Home prices YoY: 1.5%
• Active inventory: 84
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,529 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$30 /mo · $362/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $188

Break-even live

Break-even rent $1,291

Max offer price $174,900

Occupancy floor 83%

Sensitivity live

Price	-10% $287	-5% $238	+0% $188	+5% $-61	+10% $-121
Rent	-10% $67	-5% $128	+0% $188	+5% $248	+10% $309
Rate	-1.0pp $276	-0.5pp $233	base $188	+0.5pp $143	+1.0pp $97

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $174,900 Active 33 DOM
2. 2026-06-21
   days on market $174,900 Active 32 DOM
3. 2026-06-18
   days on market $174,900 Active 30 DOM
4. 2026-06-17
   days on market $174,900 Active 29 DOM
5. 2026-06-16
   days on market $174,900 Active 28 DOM
6. 2026-06-15
   days on market $174,900 Active 27 DOM
7. 2026-06-13
   days on market $174,900 Active 25 DOM
8. 2026-06-12
   days on market $174,900 Active 24 DOM
9. 2026-06-09
   days on market $174,900 Active 21 DOM
10. 2026-06-08
    days on market $174,900 Active 20 DOM
11. 2026-06-07
    days on market $174,900 Active 19 DOM
12. 2026-06-07
    days on market $174,900 Active 18 DOM
13. 2026-06-04
    days on market $174,900 Active 15 DOM
14. 2026-06-02
    days on market $174,900 Active 14 DOM
15. 2026-06-01
    days on market $174,900 Active 13 DOM
16. 2026-05-31
    days on market $174,900 Active 12 DOM
17. 2026-05-31
    days on market $174,900 Active 11 DOM
18. 2026-05-18
    listed $174,900 Active
19. 2022-01-04
    soldstatus $50,000
20. 2021-12-29
    soldstatus $50,000 469-char remark

    Show marketing remark (469 chars)

    3 Bedroom 2 bath home for sale with close access to the Garland Bend Boat Ramp on Lake Cumberland. The 30 X 40 detached garage with drive through doors and circular driveway for boat and equipment is ready for your immediate use. Current resident has a life estate in the home. Located just south of Somerset and Burnside in a lakeside community for easy access to the lake. Don't miss this golden opportunity to get your lake area getaway for this extremely low price.

21. 2021-03-25
    listed $70,000 469-char remark

    Show marketing remark (469 chars)

    3 Bedroom 2 bath home for sale with close access to the Garland Bend Boat Ramp on Lake Cumberland. The 30 X 40 detached garage with drive through doors and circular driveway for boat and equipment is ready for your immediate use. Current resident has a life estate in the home. Located just south of Somerset and Burnside in a lakeside community for easy access to the lake. Don't miss this golden opportunity to get your lake area getaway for this extremely low price.

22. 2004-07-27
    soldstatus $51,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast KY · Resets to sale price

• Current annual tax: $362 · $30/mo
• Projected year-2 tax: $1,504 · $125/mo
• Expected delta: +$1,143/yr (+$95/mo · 315.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,354
• − Mortgage interest: −$9,797
• − Property taxes: −$362
• − Insurance: −$874
• − Repairs & maintenance: −$1,468
• − Management: −$1,468
• − Depreciation: −$5,088
• Taxable loss: −$704
• Est. tax savings @ 24.0%: +$169
• After-tax cash flow: $2,426/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Pulaski County
• NCES district ID: 2104950
• Math proficiency: 43% ▼ -18.00%
• Reading proficiency: 53% ▼ -13.00%
• Median HH income: $35,366
• Composite: 39.69/100
• National rank: #3906
• State rank: #17 of 165 in KY

Livability — Burnside

• Score: 71/100
• State rank: #141
• US rank: #6774

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C Housing B+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,800

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 65,414 people
• By 2030: 65,828 · +0.6%
• By 2040: 65,972 · +0.9%
• By 2050: 65,108 · -0.5%
• By 2075: 61,647 · -5.8%
• By 2100: 53,613 · -18.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 10% Hispanic / Latino 3% Native American 1%
• Common ancestry: Italian 2% Serbian 1% Lithuanian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Pulaski

• 2024 margin: Solid R (+65.2) · D 16.9% · R 82.1% · Other 1.0%
• 2008→2024 swing: -9.9pp toward R · 2008: -55.4pp · 2024: -65.2pp
• All cycles: 2024: R+65.2 2020: R+62.7 2016: R+66.7 2012: R+60.5 2008: R+55.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.19%
• Current HPI: 358.2137
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.81%
• F500 in state: 4

Industry mix (Fortune 500 HQ in KY)

Industry	F500 HQs	Revenue
▸Healthcare	1	$118B
▸Food / Beverage	1	$7B

Price history

+242.9% since first listed

5 events — show timeline

• 2026-05-18 Listed $174,900 ImagineMLS
• 2022-01-04 Sold (Public Records) $50,000 Public Records
• 2021-12-29 Sold (MLS) $50,000 RASKMLS
• 2021-03-25 Listed $70,000 RASKMLS
• 2004-07-27 Sold (Public Records) $51,000 Public Records

Property tax history

-0.9%/yr

Latest (2025): $362 · -2.3% YoY. Source: county tax records.